Large Cupertino view home now available! 10387 Amistad Court, Cupertino California
Fabulous 5 bed + den, 4 bath home with lovely valley views from several rooms! Room to accommodate two or more generations or live in help if so desired. Lower level includes 3 bedrooms, 2 bathrooms and bonus room or retreat. Upstairs are the main living areas (living, dining, family, kitchen, nook), master bedroom suite, one more bedroom and a large den or office. Living room, office, balcony and master all enjoy views. Good sized, private yard. Located on quiet cul de sac in lower foothills, a very easy drive. Best schools, including Monta Vista High School!
Please enjoy a slideshow of this fine home, and click to see more photos as well as some panoramas.
This property is co-listed
10387 Amistad Court, Cupertino California is co-listed with Mary Tan and George Tan of Coldwell Banker in Cupertino, tel # 408 861-8832.
Please stop by our open house this weekend!
This fine home will be open Saturday, 3/31/2012 from 1:30 – 4:30 (hosted by Mary Tan) and Sunday, 4/1/2012 1:30 – 4:30 (hosted by me, Mary Pope-Handy)
More information on 10387 Amistad Court, Cupertino California – a beautiful view home in the prestigious Cupertino foothills!
We're sorry, but we couldn't find MLS # 81211438 in our database. This property may be a new listing or possibly taken off the market. Please check back again.
The annual market report is out at popehandy.REReport.com and we can now learn how 2011 compared to 2010. The median sales price for houses in Santa Clara County was off 5.3% overall. But from one part of the valley to the next it varied wildly with 6 cities or areas finding themselves in positive territory while others were off by double digits.
What is it that makes Gilroy, Los Altos Hills, Los Gatos, Mountain View and Palo Alto “in the black”?
Most of these cities/towns are upscale, west valley communities. But so are Saratoga, Cupertino, and Monte Sereno.
Gilroy was especially hard-hit with the housing downturn so perhaps in that case, it’s just coming back into more of a balance. (Then again, so was Morgan Hill and it’s still off by 12%.)
The LinkedIn IPO and others in the Palo Alto area drove prices up for some parts of the housing market nearby and it’s likely that this explains the positive growth for Palo Alto, Mountain View, and Los Altos Hills. That said, it would seem that Los Altos, and perhaps even Sunnyvale would have seen stronger numbers on the same account. Perhaps school scores are the key driver here.
Los Gatos, Saratoga and Monte Sereno often behave somewhat similarly as they are adjacent to one another and often attract similar home buyers who want good schools, a nice downtown area nearby and scenic beauty with the hills. The annual numbers show Monte Sereno down 6.7%, Saratoga down 2% but Los Gatos up 6.4%. With Monte Sereno, there are very few sales each month and each year (only about 4,000 residents), so there can be a wider swing without it necessarily being accurate. Saratoga and Los Gatos each have about 30,000 people who call these areas home, though, so the data is much more helpful. Saratoga and Los Gatos both have multiple school districts, views, homes with better proximity to “downtown” and more variables – I think we’d have to dig a lot deeper to learn why these two neighboring markets are so diverse. We might also have to look at multiple years of data to see if Saratoga spiked while LG slumped to explain the difference. Continue reading
In the middle of the last century, the Santa Clara Valley was bursting with vineyards, fruit and nut orchards, and groves of citrus trees. The mild climate and all of these beautiful blossoms mile after mile warranted the nickname, “The Valley of Hearts Delight“. Most of it was, of course, unpaved. Following the end of World War II, the agricultural land began giving way to housing and industry, later more housing and high tech in particular, and Silicon Valley was born. And, to quote a song, “they paved paradise”.
Water can be somewhat scarce here at times – the sub tropical climate means mild temps and just enough rain, about 20″ per year for most of the San Jose area, but more as you get closer to the Monterey Bay and Pacific Ocean. When we do get rain, where does it go? In the days of big agriculture, most of it found its way back into the drinking water: it was absorbed by the soil, and then it filtered down into the underground streams. Wells tapped into this water source and the water was used for drinking, cooking, bathing, watering the crops and more. Now, though, much of the valley is paved. Water runs to gutters, and they lead directly to the bay, skipping the aquifers and also skipping the filtering process that the soil provides. As you might imagine, this can screw things up a bit.
One solution is to create more places for the runoff water to get back into the soil and meander back to the aquifer. The City of Cupertino has vegetated swales for just that purpose behind the library and city buildings, and a large sign explains why the landscaping looks the way it does (a dirt strip with a sunken section in the middle, but landscaped). This is not uncommon in many parts of the US – I have seen it all over the east coast and the southern states – but a little less common here. A great idea, I hope it catches and becomes more typical. Kudos to Cupertino for working to improve the local ecosystem and water quality! We need to do more for water reclamation. If it gets all the way to the bay, it cannot be drunk any more, but from the aquifer it can. So many reasons why we should be diverting water away from pavement and gutters and onto soil!
After taking note of this a week or two ago, I did some searching online and found a 2006 article by the Cupertino Courier (now owned by the San Jose Mercury News) about this same effort. It’s a well written piece and if you want to learn more, read on over at the archive:
AreaVibes.com ranks cities all over the United States and recently came out with the top 100 for California. Many of our Silicon Valley cities and towns made the grade!
- Los Altos Hills # 3
- Monte Sereno # 6
- Los Altos # 8
- Saratoga # 9
- Palo Alto # 10
- Foster City # 11
- Cupertino # 26
- Mountain View # 27
- Belmont # 29
- San Carlos # 35
- Menlo Park # 38
- Woodside # 46
- Portola Valley # 50
- Atherton # 64
- Los Gatos # 67
- Sunnyvale # 82
- Scotts Valley # 89
- Daly City # 96
They called the Loyola area of Los Altos a city and it was on this list too (# 39 ) but it is only a district, not a city or town. Surprising, then, that they didn’t include Almaden Valley (part of San Jose) or other nice districts as well.
To see the entire list, please visit their website:
Today we’re looking at the real estate market for houses in some of the “west valley” communities along the base of the Santa Cruz Mountains – areas where schools are good, crime is low, residents enjoy scenic views of the hills (or of the valley from the hills, depending on the location) and overall, a highly educated population not too far from Highway 85.
Of the four municipalities, three are really very similar to each other in several regards. Cupertino has the largest population – about 58,000 people – but Los Altos, Los Gatos and Saratoga are all similarly sized, somewhere between 27,000 and 30,000 residents. The latter three also enjoy a traditional “downtown” area which is popular with pedestrians, bicyclists and motorists alike. (Monte Sereno has 4,000 residents, which is so small that the statistics are very easily thrown from month to month, so it is omitted in this quick study.) Of the four, Cupertino, then, is the least similar due to size and lack of a central downtown area.
We’ll take a quick look at these areas now in terms of the real estate market trends and statistics for each area, considering just “class 1” (houses and duet homes). The charts used below are from Altos Research, to which I have a subscription, and they will be automatically updated each week.
(1) Median List Price (per Altos Research):
Los Altos and Saratoga are neck and neck for most expensive areas in which to purchase a house. Over the last year, though, Los Altos has seen a rise in the median list price. There has been a corresponding rise in demand with the success of several local companies in the region (Apple, Google, Microsoft, LinkedIn, Facebook), some of which have gone public and others of which are on the verge of doing so. Los Altos is more convenient to most of these.
Los Gatos, which is a little more affordable than Saratoga and Los Altos, has seen a very noticeable increase in pricing also, while Cupertino’s prices have declined a little.
(1A) Median list price of the bottom quartile of all four:
(1B) And, very interestingly, same data but for the top quartile – the luxury market:
Here we see Los Altos clearly overtaking Saratoga! And also that Cupertino’s pricing is significantly lower than Los Gatos in this tier, and also that it has lost a lot of ground in the second half of 2011. Continue reading
Multiple offers have returned to many segments of the Silicon Valley real estate market. We are hearing about them in Palo Alto, Cupertino, Mountain View – areas where newly minted IPO money is having an impact – but also in more modest, middle class areas such as San Jose’s Cambrian neighborhood. The trend appears to be spreading.
What Silicon Valley home sellers need to know and do to attract multiple offers
If you’re a Silicon Valley home seller, what do you need to know to try to get multiples on your home? What should you beware of? In short, here’s what needs to happen if you want to attract multiple offers on your home for sale:
- The home must be turnkey, either fully remodeled or close to it – it must look like there’s nothing or very little for a buyer to do. In addition to being turnkey, it must be squeaky clean and well staged! It needs to be comfortable – not too hot, not too cold. You want buyers and their agent to linger longer.
- The price must be at or even under market value. That is, you must be willing to price it aggressively. Think it’s worth $1,050,000? You might list it at $999,999 to get in under a major price threshold and to be the very best, most attractive property for the money. Yes, it might be under priced. Over priced listings get either one offer at best or, more likely, none at all.
- The property must be highly accessible. If it is hard to see, you probably won’t get multiple offers (and may get none at all). (Please see articles on accessibility and on open houses.)
- Finally, the property must be well marketed. This includes a wide range of factors ranging from photographs, text, fliers, signs, and even the commission rate offered to the buyer’s side.
What Silicon Valley home buyers need to know and do to compete with multiple offers
If you’re a Silicon Valley home buyer, how do you win out in multiples without giving away all of your rights or overpaying for your house/home? Continue reading
With our 300 sunny days per year in Silicon Valley (at least most years!), golf is a sport enjoyed year round here in the San Jose area. Living near a golf course, or having a golf course view, is highly desirable as it provides scenic open space as well as convenience for avid golfers.
Silicon Valley Golf Homes, Silicon Valley Golf Properties
There are beautiful courses throughout the South Bay Area and it’s possible to find small condos with views of them at fairly affordable prices (Sunnyvale’s Sunken Gardens area is one of them). Today, though, I want to provide a list of homes for sale near golf courses in the foothill areas of Silicon Valley. Many of these will also be luxury homes. So the MLS list of these houses on the market which you can browse includes these areas:
San Jose areas including Evergreen & Silver Creek, Santa Teresa, Blossom Valley and Almaden; Los Gatos, Monte Sereno, Saratoga, Cupertino, and Los Altos.
There are golf courses to be found in other parts of Santa Clara County too (Mountain View, Sunnyvale, Santa Clara and more) – let me know if you are interested in these parts and I can send you a link for searching them for similar residential real estate.
People often ask me, “how’s the market?” The answer is, it depends. It depends on whether it’s a short sale, REO or regular sale, the schools, view, condition, etc. The Silicon Valley real estate market really isn’t “one market“. It’s a bunch of smaller markets woven together. So the answer depends on what you’re looking at.
Today we’ll focus on the sale type and take a broad view of regular sales vs short sales with Silicon Valley houses/duet homes and condos/townhouses. The data comes from MLSListings.com, our local multiple listing service, of which I am a member. I crunched the numbers today. I have made every effort to provide accurate info, but can’t guarantee it.
To arrive at the months of inventory, I get the number of active listings (not pending, but available, or “status 1” for my local Realtor readers) and the number of closed listings for the same area/home type which have closed in the last month. Divide the first number by the second and you get months of inventory or MOI. Below please find the numbers for Santa Clara County as a whole, San Jose as a whole, and various cities or areas of San Jose.
In other parts of the U.S., spending $700,000 may fetch a 4000 square foot home, new construction, in an upscale gated community with country club amenities such as a golf course, tennis courts, and more. Here, that same $700,000 will procure an entry to mid-level single family home in many parts of Santa Clara County.
Luxury connotes a combination of qualities, features, and amenities. And it includes pricing (relative to the nearby market), condition, land, design.
Pricing Luxury Homes in Silicon Valley: What Do They Cost?
Expensive Silicon Valley homes are not necessarily luxury homes. Depending on the city or town, the price tag could be higher or lower. For instance, a fabulous house on a large lot in Gilroy’s Eagle Ridge might sell for 1/3 as much as the identical type of home, land and neighborhood found in Saratoga, Monte Sereno, or Los Gatos, or Los Altos, if a similar home happened to be available. Generally, though, luxury homes could cost as little as $1,000,000 or so in some parts of Silicon Valley or in neighboring counties, but in most parts of Silicon Valley, a true estate type property will be valued at $2,000,000 or $3,000,000 or more. In some areas, such as Palo Alto, that $2 million doesn’t go too far and the home you can purchase at that price tag may need major updating – or it could be “land value”. For our purposes today, we’ll use $2 million as the bottom number for estate properties, but it may or may not be the case in some areas.
Santa Clara County Condo Market
Real estate statistics and trends at a glance – below please find the data for Sept 2010 and Aug 2010 for all of Santa Clara County. (View the whole report online here – Santa Clara County Condo Market Trends Report. It is updated each month between the 5th and 10th, and this link will always bring you to the most current report.)
Countywide, the condo market has had a rough few years – and this year is no exception. Prices are starting to nudge up again, but the number of sales remains sluggish.
|Trends At a Glance||Sep 2010||Previous Month||Year-over Year|
|Median Price||$320,000||$347,500 (-7.9%)||$328,750 (-2.7%)|
|Average Price||$367,947||$374,824 (-1.8%)||$361,880 (+1.7%)|
|No. of Sales||288||330 (-12.7%)||394 (-26.9%)|
|Pending Properties||774||795 (-2.6%)||845 (-8.4%)|
|Active||1,148||1,112 (+3.2%)||1,132 (+1.4%)|
|Sale vs. List Price||99.4%||99.5% (-0.1%)||101.3% (-1.8%)|
|Days on Market||60||54 (+12.7%)||57 (+6.2%)|
|Trends At a Glance||Aug 2010||Previous Month||Year-over Year|
|Median Price||$347,500||$345,000 (+0.7%)||$330,000 (+5.3%)|
|Average Price||$374,824||$403,846 (-7.2%)||$378,864 (-1.1%)|
|No. of Sales||330||298 (+10.7%)||350 (-5.7%)|
|Pending Properties||795||839 (-5.2%)||837 (-5.0%)|
|Active||1,112||1,073 (+3.6%)||1,163 (-4.4%)|
|Sale vs. List Price||99.5%||99.3% (+0.2%)||100.6% (-1.1%)|
|Days on Market||54||51 (+4.4%)||58 (-7.8%)|
Median List Prices of Condos in Almaden Valley, Los Gatos, Saratoga and Cupertino
A stranger graph you may never have seen – it is very tangled looking! The slate blue line represents the Saratoga condo market, which I can attest first hand has been suffering. Of these four market areas, it’s the most expensive. The green line is Almaden Valley, San Jose, 95120. It has been slipping in price fairly consistently this year. Interstingly, though, Los Gatos has had a softer ride and Cupertino’s prices are rising!